Apprehending Ekistics via Urban Planning | Development Plan Studio - Rajkot City | CEPT University

Development Plan Studio 2020 Apprehending Ekistics via Urban Planning

2nd Semester Master of Urban Planning

Tamanna Parvin PG191039

About t Development Plan Studio Statutory Development Plan (DP) is the most important and powerful tool for planning an urban area, and facilitating its growth.

Conventionally, however, such plans fail to effectively integrate different sectors, and merely become an exercise in mapping, zoning and control regulations. In this studio, the students are expected to develop core competencies in making a Development Plan, which would go beyond the conventional ‘predict and provide’ approach. The students studied and explored different approaches of planning, zoning and regulations, to prepare a plan that is robust yet adaptable, and able to withstand the uncertainties of future.

At the end of the semester, the students prepared a Development Plan with proposals integrating various sectors such as land use, transport, infrastructure, housing, economy, environment etc. and identify various projects, estimate cost, identify revenue sources, and monitoring mechanism to ensure maximum implementation of the plan.

the Studio

Tutors

Dr. Bhargav Adhvaryu Professor In-charge(Rajkot)

Work Model Group of 4 Mix Effort

Group of 4 Individual Effort

Group of 4 Shared Effort with 1

Group of 4 Groupmate(s)' Effort

Group of 16 Individual Effort

No Group Individual Effort Group of 16

Table of C Introduction Issues Proposals Mobility and Accessibility Conscious Plan Promoting Organised Economic Growth

Introduction Analysis Hierarchy of Arterial and Sub-Arterial Roads Linkages Blocks Hierarchy of Nodes

Contents Introduction Vision Existing Analysis Spatial Evolution Previous Development Plans Urban Fabric Scope of development Planning Strategies Levels of PLanning Layers Implementation Mechanism Proposed Development Plan Development Regulations Inferences

Uniqueness of Rajkot Understanding Rajkot Key Considerations Proposals Focussed Proposals Implementation & Monitoring Mechanism Budgeting

Exercise

Rapid Exercise: Plan your Precinct

1.1 Issues: Identify issues relevant to your one sq.km of the study area and highlight the major three.

1.2 Proposals: Based on the Issues identified, give local proposals and recommendations on the same. This sheet should contain a plan and an isometric view of the same containing the proposals.

The recommendations could also be changes to policies, regulations or DCRs. Individual Work

1

Exercise 1: Plan your Precinct

Old and Notable Rich Socio-cultural and Economic Heritage Walkable Mesh Smaller Block sizes and higher node density

Dense & Compact Organically developed in sync with contours

Introduction Intense Socialization Streets were designed historically as social spaces

Residential Kalupur Circl e Shakkarkhan Masjid Swaminarayan Mandi

Kalupur Darwaja

Commercial

r

Kalupur Tower

Mixed use Relief Road

Institutional

Ahmedabad Railway Statio Gandhi Road

Panchkuva Darwaj a

n

Public Utility

Religious

01

Exercise 1: Plan your Precinct

Issues

d

a

a

02

b

Exercise 1: Plan your Precinct

d

b

a

b

c

d

Parking Encroachment Unsafe for Pedestrians due to lack in spatial division Taffic Congestion Lowers demand in commercial activity Lack on Infrastructure improvements discourages new private investments Unplanned Zoning No Vertical Expansion of commercial activity; horizontal expansion into core pols Heritage Depreciation No local participation Declining Housing sector

c

03

Exercise 1: Plan your Precinct

Proposals Increasing traffic mobility through One way traffic Transforming the bigger chunks of blocks by introducing Pedestrian Streets with informal vending scope along Existing One Way Traffic Proposed One Way Traffic Proposed line for Street Redevelopment Proposed cuts through Plots Proposed traffic Signal Crossroads

Street Development includes introduction of Pedestrian Islands, expansion of R.O.W. cutting partially the ground floor shop fronts for Colonnaded Pedestrian walkway

04

1

:Mobility and Accessibility Conscious Plan

Exercise 1: Plan your Precinct

2

:Promoting Organised Economic Growth

Before

After

Before

After

This pattern of street redevelopment thoroughfare for the pedestrians.

Allowing FSI higher than 3 along the Commercial Corridors, rather than allowing mixed use land use among the pol houses

can

create

safer

Median keeps the traffic apart and trees makes the street more lively

05

Exercise Road Network Analysis

The road network of a city is to be studied critically and analysed to understand the efficiency of the physical infrastructure for transportation in the city.

The block sizes, distances between radials and rings are to be analyzed to understand the model with respect to the area and population of the city.

Individual Work

2

Exercise 2: Road Network Analysis

Introduction

Istanbul Area (Key Plan)

Istanbul City (Traffic)

Istanbul is truly a world city (Friedmann, 1995; Knox and Taylor, 1995; Sassen, 2018) and has almost 15 million inhabitants (World Population Review, 2018), making it the 14th most populous city in the world. The roads connect two continents by three bridges and a tunnel under the sea. There are 984 neighbourhoods in Istanbul. The most populous contains 85,652 people and is located in Europe; the least populous contains 105 people and is located in Asia.

Thus, as expected, the distribution of the road network is quite unequal across the city.

Population

38.8 lakhs

Area

1539 km

Population Density

2

2523 p/km2

06

Exercise 2: Road Network Analysis

Analysis

1

R

:Hierarchy of Arterial and Sub-Arterial Roads -2 ing

Rin

Rings

Avg. dist between Rings

1-2

5.27 km

2-3

6.58 km

g-1

6.58 km

Istanbul has varying distances between rings due to the variance is population and development density.

2

3.5 1.8 2.5 1.

2

3.9 2.5 1.1

5.7 3.2

Rings

Avg. dist between Radials

1

2.60 km

2

4.20 km

3.6

5.

9

:Linkages

The in between distances between the radials is comparitively lesser which indicates the network to have more sub-arterial roads for intricate connectivity.

07

Exercise 2: Road Network Analysis

3

:Blocks

3

3

2

2

1

1

0

0

-1

-1

-2

-2

-3

-3 -3

-2

-1

0

1

2

Avg. Block size Ring 1-2:1.61km2

3

-3

-2

-1

0

1

2

3

Avg. Block size Ring 3-2:19.87km2

The block sizes are smaller towards the core city as compared to the peripheral fringes.

4

:Hierarchy of Nodes

Total Road Length

Total no. of Nodes

Total no. of edges

32,062 km

2,42,545

7,13,634

The spatial distribution of road segments (edges) and the junction points (nodes) on an given population at the core of the city can show the no. of roads per person is lower as compared to the peripheral areas due to high difference in population. The attempt towards achieving a balance through increased no. of nodes is observed at the core.

08

Exercise

Analysis of Vancouver BC Development Plan 2020

The case study has been done on a selected city’s Development Plan to understand the planning principles and approach for solving issues, facilitating urban amenities and services.

The study also views at the evolution of development in a growing city and how the future scope is consciously planned for.

Individual Work

3

Exercise 3: Analysis of Vancouver BC Development Plan 2020

Introduction

Canada

Vancouver

A world-renowned city for green thinking and living, Vancouver has a sterling reputation in environmentalism: the lowest greenhouse gas emissions in North America. Vancouver’s strategy for staying on the leading edge of urban sustainability is its Greenest City Action Plan, which aims to cut car travel, promote renewable energy, and enforce stricter building codes. Canada’s third-largest metropolis also has ambitious plans to become zero waste by 2040 and is one of more than 70 cities worldwide that have pledged to become carbon neutral by 2050.

Population Density

Populations

Area

6.75 lakhs

115 km

5400 p/km

2

2

1

:Vision

“The theme for this work period is the Design of Places and Spaces. Our aim is to strengthen the development of complete, sustainable communities/ neighbourhoods, and improve our understanding of neighbourhoods and their evolution in light of mobility corridors and affordability.

Balancing the development of ‘place’ and ‘passage’ when done well, can support a vibrant civic community.”

Learn

Equity & Diversity

City Wide Plan Advise Engage

Advisory Commitees

Financing a resilient city and building public ownership over city processes.

09

Exercise 3: Analysis of Vancouver BC Development Plan 2020

Existing Analysis 1984

2

2000

:Previous Development Plans

1942

10

1990

1942 • World war II led to significant economic growth • High demand for affordadable housing • Standardized & inexpensive materials based Houses influenced City’s Streetscape 1984 • Goals for Vancouver report targeted for citizen’s urban life objectives • Social Housing led to discretionary zoning and promoted transit oriented town centre development & densification

1984

Exercise 3: Analysis of Vancouver BC Development Plan 2020

1

:Spatial Evolution

2010

2020

Density Bubble (persons/km2)

1990

1990 • Negotiated increased densities in exchange for Community amenities for public benefits • Transfer industrial lands into residential landuse • Rental housing protection through zoning regulations 2001 • Ensuring economic viability & strenghthening social & community health through sustainable development • Increased walking & biking network

2001

11

Exercise 3: Analysis of Vancouver BC Development Plan 2020

3

:Urban Fabric

Core (Urban)- Downtown (1 km2) • Mixed Use • High Density • High Rise • Central Business District Avg. Block size:9500sq.m.

Built vs Open

Key Map

Aerial View

0

Satellite Image

Green vs Built

100

200

300

500m

0

Land Use Plan

100

200

300

500m

0

100

200

300

500m

Nolli’s Map

Besides the readily identifiable office towers of the financial and central business districts, Downtown Vancouver also includes residential neighbourhoods in the form of high-rise apartment and condominiums. For creating a downtown core that is diverse, economically vibrant, and sustainable - and is also a competitive business and cultural centre - requires large office developments that will support the City’s economic development. In 2009, Council approved policy and zoning changes to encourage economic growth through Economy Landuse Plan.

12

Exercise 3: Analysis of Vancouver BC Development Plan 2020

Periphery (Sub Urban)- South Main (1 km2) • Residential • Medium Density • Low Rise • Neighbourhood facilities Avg. Block size:7200sq.m.

Built vs Open

Key Map

Aerial View

0

Satellite Image

Green vs Built

100

200

300

500m

0

Land Use Plan

100

200

300

500m

0

100

200

300

500m

Nolli’s Map

East Vancouver has a strong geographic and community identity. This identity is about a diverse community living together within a dynamic urban neighbourhood. Increased housing prices for typical single detached houses have caused significant positive changes here, such as greater retention of existing residents, increased densification (increasing the number of affordable housing options (e.g. townhouses)), more residential investment, neighbourhood-led artistic projects, community-pride events, and greater tax base for new amenities.

13

Exercise 3: Analysis of Vancouver BC Development Plan 2020

4

:Scope of Development Developed Developable Non-Developable

These areas are widely allowed Building form, use & density.

Industrial, commercial, mixed use & multifamily residential (mostly apartments/condos) zones are included.

14

Generally illegal to Recreational spaces, have more than 3 open & protected suites per lot. Mostly zoned to natural lands. allow detached homes with 1 secondary suite & a laneway house.

Exercise 3: Analysis of Vancouver BC Development Plan 2020

Planning Strategies

1

Regional Planning

:Levels of Planning

Sewerage & Drainage

Water Services

City Wide Plan

Zoning

Area Specific Plan

Land Use

Potential Plan (Downtown)

Jobs & Economy Map

15

Exercise 3: Analysis of Vancouver BC Development Plan 2020

2

:Layers

16

Bikeway

Rapid Transit

Truck Routes

Railways

Road ahead & ongoing projects

Traffic

Bike route & Street Snow removal route

District areas

Public Spaces

Heritage

Water Transmission

Sewer

Exercise 3: Analysis of Vancouver BC Development Plan 2020

3

:Implementation Mechanism

phases

Background Phase

ENGAGEMENT

Building Partnership s

Phase 1: LISTENIN G

Values, Ideas Priorities

understan POLICY -ding th e RESEARCH +DEVELOPMEN T base case

current conditions +trend s

KEY DELIVERABLES + COUNCIL CHECK-IN S JULY 2019 INITIAL COUNCIL REPOR T Starting the plan: initia scope, budget & draft principle s

Phase 2: DEVELOPING STRATEGIC DIRECTIONSWITH COMMUNNITY Scenario Choices

Policy options, Trade-offs + strategic directions

policy testin g

Phase 3: FINALIZING TH E PLA N

Phase 4 (TBD) : IMPLEMENTATION

Review o f refined pla n

2022+ DETAILED + BROA D IMPLEMENTATION

implementation plan

technical studie s

Q2 2020 COMMUNITY VALUES+ PRINCIPLES

Q4 2020 COUNCIL CHECK-IN ON PROGRESS

Q4 2021 STRATEGIC DIRECTIONS FOR THE FUTURE

Q2 2022 A PLAN TO GET US THERE

l

ADVANCE WORK STREAMS &/OR TEST OUT ACTIONS to inform City-wide Plan, aligned with strategic directions (eg. Nanaimo + 29th Avenue station area planni ng)

EARLY ACTIONS + QUICK STARTS

Proposed Development Plan 6.6%

Others

Special

Residential 100%

48%

7.6%

15%

Land Use Distribution

Transportation

17

Exercise 3: Analysis of Vancouver BC Development Plan 2020

1

:Development Regulations

• “Vancouverism” is an internationally known term that describes a new kind of city living.

•Vancouverism combines deep respect for nature with enthusiasm for busy, engaging, active streets and dynamic urban life.

• Vancouverism means tall slim towers for density, widely separated by low- What the By-laws Regulate: • Types of land uses allowed rise buildings, for light, air, and views.

• Where a building can be locatedon a site •It means many parks, walkable • Building’s maximum height and form streets, and public spaces, combined • Other provisions necessary to enable good city building with an emphasis on sustainable • Rent & Dwelling unit size • Job Centres forms of transit.

18

Housing

Landuse

Infrastructure

Transport

Environment

100%

Exercise 3: Analysis of Vancouver BC Development Plan 2020

DP FOCUS

Transport

SUSTAINABLE SOLUTIONS

JOB GENERATOR

COMMUNITY DEVELOPMENT

Environment

HIGH RISE + HIGH DENSITY

:Inferences

AFFORDABLE HOUSING

REGULATIONS

2

Landuse

RESIDENTIAL TOWER + MIXED USE PODIUM

LIBERAL

MIX HEIGHT + MEDIUM DENSITY CONTROL

19

Exercise

Rajkot Development Plan 2041

Iteration 1: Final Base Map, Existing Situation Analysis based on primary & secondary sources, Initial Concepts for the DP Iteration 2: Vision & Initial Development Plan with initialization of zoning & regulations Iteration 3a: Draft Development Plan, with Zoning, various proposals and projects with broad budgeting Iteration 3b: Final Development plan with Zoning, Proposals, Cost & Revenue Estimates, DCRs, Urban Form Visualizations, TPS deliniations etc Group Work

4

Exercise 4: Rajkot Development Plan 2041

1

Uniqueness of Rajkot

:Background

Rajkot is the 4th largest city is the state of Gujarat and is situated at the centre of the Saurashtra region of Gujarat. It is the 35th largest metropolitan area in India and the 22nd fasted growing city in the world as of July 2019. Rajkot is in a transition period of growing cultural, industrial and economical activities. The significance of Rajkot’s location is owing to the fact that it is one of the prime industrial centres of Gujarat.

Area: 686 km2 (RMC+RUDA) Population: 15.35 lakhs RMC: 122.74 pph

RUDA: 4.27 pph

No. of Wards in RMC: 29

No. of Villages in RUDA: 54

No. of HH: 4,68,000

Avg. HH size: 4.7 (RMC) 5.64 (RUDA)

20

Exercise 4: Rajkot Development Plan 2041

2

:Regional Connectivity To Delhi Morbi

Ahmedabad

Jamnagar Rajkot

Vadodara

Kalavad Gondal Bhavanagar

Surat

Mumbai

Rajkot has a good Road connectivity to the cities in vicinity, facilitating an easy movement of goods and services which is complimented by the Railways connecting major towns and cities.

21

Exercise 4: Rajkot Development Plan 2041

1

Understanding Rajkot :History

0.27 km2

686 km2

City’s first Municipality established

2

Electrification of city, Laying of railways & mills

Dams constructed; directed growth

Focus on Industrial intensive zone

:Spatial Evolution DP 2001 (1988)

Developed Area: Undeveloped Area: Planned Area: Spatial Growth

DP 2012 (2004)

15km

2

111km

2

15km

2

Developed Area:

DP 2031 (2011)

91km

2

Developed Area:

230km

2

187km

2

Undeveloped Area:

152km

Undeveloped Area:

Planned Area: Zoned yet undeveloped

686km

Planned Area: 686km2 Growth in non developable

2

2

22

:Initial Impression

Jam

na

Hig

hw ay

Highway

3

Morbi

Exercise 4: Rajkot Development Plan 2041

ga

r bad

da me

Ah

ay hw g i H

Bh

av na ga gh r wa y

d ava Kal ay hw Hig

Highway

Gondal

Hi

Labour Markets Industrial Commercial Institutional Agricultural

To understand the city of Rajkot on ground by experiencing and practically analyzing the urban growth trend throughout its fabric the tool adopted to achieve this analysis was to do a transect study along the major arterial roads to observe the change in land-use, built-use, block sizes, building heights, density, and urban characters as applicable along 6 directions for major radials.

23

Exercise 4: Rajkot Development Plan 2041

Ahmedabad Highway

Morbi Highway

Jamnagar Highway

As one starts from the centre towards the outer fringe it is observed that at the start the density is quite high with a mix of medium and low rise buildings. This density gradually decreases as one moves away from the city centre. Sparsely built fabric is observed amidst the agricultural lands on the outer fringes of the city here.

The major character observed along this highway are the spare parts for automobiles and workshops.

This route has sparsely dense settlements.

Towards the centre it is highly commercial along the road, but on moving towards the north it is observed the lands are majorly agricultural and few plots of universities and other institutional buildings are sited. It is observed that due to its terrain it is unlikely to attract high density development.

Towards the centre higher density of both high and low end residential complexes were observed along with a significant number of slums.

The area around Race-course ground at the centre acts as a prime location for the city in terms of recreation and shopping. This corridor also has a strong presence in the public realm due to multiple eateries and party plots for recreation and various activities. This indicates the scope for development.

Kalavad Highway

Gondal Highway

Bhavnagar Highway

Attracts the secondary service sector industry due to the presence of Institutional zone. It does exhibit a vibrant commercial corridor along with options for recreational activities and party plots.

Towards the outer part of the corridor the area is dominated by industrial activities and workshops accompanied with sparse housing settlements.

Due to the presence of water bodies and Nyari river sand quarrying activity is one of the major activities here.

Along this corridor there is mixed use development within the RMC limits. On moving farther from the city, the south is almost dominated by industrial activity. The grain is fine but moderately dense as compared to the centre of the city. Multiple GIDC plots were observed which indicates the scope for higher growth of the industrial sector around this region.

This route is almost parallel to the edges of the Aji river and dam. On moving farther the area is dominated by industrial and sand quarrying activities. Nearby to the Aji dam the density is moderate with heterogeneous building heights. On moving towards the outer fringe, the development is sparse and indicates slower demand as compared to other parts of the city.

24

Exercise 4: Rajkot Development Plan 2041

4

:Topography & Climate • The soil is black cotton soil with low ground water retention.

Low

• The slope of the city is smooth and in the direction from south and south-east to downwards in north-west direction.

• There are around 7 high grounds in the city in between the contour slope which holds the dam.

High

• Urban Flooding is concentrated majorly at the centre of the city along road networks which cross against the contour.

• Rajkot has a semi-arid (hot and dry)climate. Avg. maximumand minimum is 43.5°C and 24.2°C. • The city receives 590mm of rain on average. Over the last 60 years, it has been below normal during 20 years, with the city experiencing acute water shortage. The city faces cyclones generally occurring in the Arabian Sea. • The direction of the watershed is stronger in east to north-west direction. The Aji basin has the largest catchment area in the city Urban Flooding

25

Exercise 4: Rajkot Development Plan 2041

5

:Demographics

Population Growth (RMC) 1971

1981

1991

2001

2011

Area (km2)

69

69

69

104.85

104.85

Population

3,00,112

4,45,076

5,59,407

10,02,000

12,86,995

Growth rate

54.58

48.30

25.69

79.12

28.31

Density

4,349

6,450

8,107

9,557

12,275

Sex ratio

-

-

-

906

905

1971

1981

1991

2001

2011

Area (km2)

-

483

483

483

686

Population

-

65,649

86,438

1,26,839

2,48,117

Growth rate

-

-

23

54

34

Population Growth (RUDA)

No. of Households (RMC)

Job Centres

Resource centres

Working Population (RMC)

Affordability

Population Density (RMC)

26

Exercise 4: Rajkot Development Plan 2041

6

:Existing Landuse

Population: 15,34,795

Population: 52,85,589

27

Population: 6,42,769

Exercise 4: Rajkot Development Plan 2041

7

:Transportation Road network under RMC

1797km

2

Road Density Rajkot

23km/km

Gujarat

38km/km

2

2

4th

most busiest railway junction in Gujarat after Vadodara (237 trains), Ahmedabad (218 trains) and Surat (207 trains)

BRTS BRTS started in 2012 and includes 3 phases.

10.7 km of stretch implemented in phase 1.

Additional 52.8km of proposed stretch has been identified under phase 2 and 3.

Proposed TOD

Rajkot Municipal Transport Service (RMTS)

56 Routes 6500 passengers/day RMTS runs in most of the areas inside 1st Ring Road

IPT

Railways

Autorickshaws, Chakdas and taxis

Bhaktinagar station and Rajkot Junction

2053

81

Autorickshaws

Trains

28

Exercise 4: Rajkot Development Plan 2041

8

:Housing

Location of Slums (RMC) • With the decline in the household size the need for individual housing units will increase to accommodate the population.

•

13%

of people live

in slums and cannot afford housing.

70%

formal

EWS Houses

2,072 LIG Houses

24,737

29

RMC Population

Households

RUDA Population

Households

MIG Houses

12,86,995

3,73,719

2,48,117

95,119

22,478

Year

No. of Notified Slums

No. of HH in Slum area

Population in Slum area

% growth in Slum area

% of Slum Population

1971

24

4,927

43,210

-

14.39

2001

84

44,914

2,02,371

468.35

20.20

Exercise 4: Rajkot Development Plan 2041

9

:Land Prices

Jantri rates: Open plots Minimum: Maximum:

Jantri rates: Industrial plots

500/m 30,000/m

2

Minimum:

2

Maximum:

Jantri rates: Office plots

500/m 6,000/m

2

Minimum:

2

Maximum:

1000/m 40,000/m

2

2

RUDA villages that are in the immediate periphery of RMC have higher rates.

Rates are higher along Gondal and Ahmedabad Highway.

Commercial belts find potential along major highways, increasing heterogeneity

Jantri rates: Shop plots Minimum:

Jantri rates: Residential plots

Market rate: Residential plots

Maximum:

500/m 70,000/m

Periphery of RMC have higher rates due to scope of development through DP

2

Minimum:

2

Maximum:

2,000/m 20,000/m

Smart city and Industrial zone in Shapar-Verawal attracting residential development for all income groups.

2

Minimum:

2

Maximum:

25,000/m 1,50,000/m

2 2

Market rate along the mixeduse corridor is higher as compared to the rest of the city.

30

Exercise 4: Rajkot Development Plan 2041

10

:Physical Infrastructure Water supply sources network (Demand & Supply) Demand by 1 million plus people

300 MLD Supply by RMC

190 MLD Deficit of water will be fulfilled by the SAUNI Yojana

300 MLD Trap connections

1,22,000

Existing WTPs Existing STPs Proposed STPs Existing Landfill site Proposed Landfill site

Stand posts

2,100 Tankers Pumping Stations

Total Connections

Long network system

Landfills

80,000

250 km

2

Capacity of Sewerage system

Total area covered

Total waste generated per day

44.5 MLD 31

550

Sewerage and Solid waste management

7

60 km

2

500 t

Filtration plants, Viz. Ribda, Aji, Nyari, Ghanteswar

4

Exercise 4: Rajkot Development Plan 2041

11

:Economy

12

:Smart City Initiatives

Area based Development

Continuous & assured 24x7 water supply Strengthening mobility Goals

Swachh & beautiful Energy efficient Affordable housing Inclusive city World class Tourism Sports destination Trade & Business

Key Components

Safe & Secure

• Economy & Employment • Smart & Robust Infrastructure • Intelligent Traffic & Integrated Transport management • Safety & Security for all • Housing & social Inclusiveness • Iconic development • Technology for all • Environmental sustainability Pan City • Intelligent Traffic & Integrated Transport management • Digital Rajkot Smart governance Smart Water & Waste management

32

Exercise 4: Rajkot Development Plan 2041

13

:Methodology of Analysis Identification of Problem

Primary Data: • Transect Study • Discussions with Stakeholders

Identification of Data & Sources Data Collection Primary

Secondary Analyses

Discussing Concept DP by students with RUDA officials

Inferences Synthesis Formulation of Vision Drafting Development Plan

Discussing Rajkot and it's trends with local builders

Budgeting Secondary Data: • DP 2031 Report • Official administrative websites of Rajkot • CEPT Archives • Online Publications & Reports

33

Discussing Rajkot and it's trends with Rajkot Builder's Association

Exercise 4: Rajkot Development Plan 2041

1

Key Considerations :Issues & Objectives

Haphazard urban sprawl affecting existing distribution of city’s resources Slums High pressure on road infrastructure

Poor solid waste management

Lack & inconsistency in water supply

Limit urban sprawl; Need to enhance service delivery efficiency; Regulating water supply logistics Managing density in city area A and B to avoid haphazard decentralization Sustainable Urban development for historic cities contextually

Robust urban infrastructure with multi modal transport

Unitary or closely coordinated control of planning of land development

High residential & employment densities; better social interaction

Mixture of land uses & contiguous development

Participatory approaches for incremental implementation

34

Exercise 4: Rajkot Development Plan 2041

Severe water scarcity in the region, lack of proper watershed management

Poor watershed management Environmental degradation Nonstationarity in supply & demand To increase area under watershed by restricting development / Sensitive management of watershed Creation of a special eco-zone

R3 type development; low density; low rise

Primarily the residential area in the city having individual housing such as like bungalows and farm houses. This zone also permits uses like educational and cultural uses, party plots and public utility buildings

35

Exercise 4: Rajkot Development Plan 2041

Non-progressive Transportation system Lack of efficient mass-transit system

Traffic congestion Lack of shorter connectivity between the industrial corridors Environmental & economic degradation 90 city buses: 32,000 persons/daily

15 lakhs private vehicles active on road

10 BRTS buses: 19,000 persons/ daily To provide well-integrated transportation infrastructure to enhance industrial and commercial activities, creating a strong network of affordable and feasible commuter facilities Enhance productivity in market

36

Exercise 4: Rajkot Development Plan 2041

Low quantity and distribution of public open spaces

Low percent of open space

Poor public realm

Compromised quality of life

To integrate adequate green open and recreational spaces To create an Eco-habitat zone circumscribed within the Industrial belt

To create an open green space in the previous Airport area in a scale similar to the Jubilee garden

To have several community level and neighbourhood level parks or open green areas across the city

37

2

Exercise 4: Rajkot Development Plan 2041

3

:Target for 2041

:Vision “To enhance Rajkot, the economic centre of Saurashtra, as a heterogeneous, highdensity, water self-sufficient city”

Resident Population 1400000 1200000 1000000

Mixed use High Density developm e nt

800000 600000 400000 200000

Water Sufficiency

1990

2000

2010

2020

2030

2040

2050

Household Size (s) 6.00

Better Quality of Life

5.00 4.00

Integrated Transport System Adequate Green spaces

0 1980

3.00 2.00 1.00 0.00 1980

1990

2000

Year Resident Workers Resident Workers Per Household Household Sizes Household

2010

2020

2030

2040

2050

1991 2001 2011 2021 2041 196308 341243 514935 725234 1216563 1.62

1.66

1.61

1.51

1.42

5.29 5.13 4.83 4.42 4.20 121137 205357.

319395 481429 858951 .3 58

Household Size

Number of HH

Population

4.2

9.56 lakhs

36 lakhs

Main resident population

Resident Workers Per Household

Population density

12.16 lakhs

1.42

253 pph 38

Exercise 4: Rajkot Development Plan 2041

4

:Approach to Zoning Low density development Restoration of natural features Intensity based Liberal Control Approach High density commerce New direction of development Use-Intensity Liberal Control based Ecozone Watershed management Liberal

Use-Intensity Control based

High-rise, high density Mixed-use developments Intensity based Liberal Control Approach Industrial For logistical ease and ecology Use based Liberal Control Approach Older developments Mixed-use, compact area Intensity based Liberal Control Approach Core

39

Mixed use High Density

Agricultural area To promote densification of core Use based Liberal Control Approach Sub-urbans

Sensitive zone

Exercise 4: Rajkot Development Plan 2041 B

Visualization of typical sections along the Transect of the city

C

A

Development

D

A

Development

SECTION AA

D C

B

Development

Development

SECTION BB

SECTION CC

SECTION DD

High Density

Industrial

Peri-urban

Core

High Density

Walled city

Sub-urban

Waterfront

Peri-urban

Walled city

Sub-urban

Eco zone

Agricultural

40

Exercise 4: Rajkot Development Plan 2041

Proposals Existing RUDA Area:

Proposed RUDA Area:

686 km

2

780 km

2

1

:Landuse Distribution

Land to be unclocked

The following table has an estimate of land required to be unlocked to provide for the number of projected jobs in the sector

82.32 km

2

Villages added to RUDA limits (2041) Administrative area added: 91.89 km2 Proposed Land Distribution

41

Exercise 4: Rajkot Development Plan 2041

2

:Regulations for Landuse

Regulated use regulations shall be determined by the preparation of Local Impact Assessment (LIA) plans, which takes into account the chronology of land uses that have emerged in the zone, and thereafter the permissible use of adjoining plots, abutting road width, plot size and allowable extent of ground coverage.

Agricult ure

Permissible FSI Chargeable FSI M ax. permissible FSI

Recreat ional

0.1 0.1

Resident ial M UZ

Permissible FSI Chargeable FSI M ax. permissible FSI

0.15 0.15

High densit y M UZ

1.8 0.9 2.7

Commercial

Permissible FSI Chargeable FSI M ax. permissible FSI

Indust rial

RAH on RM UZ

2.7 1.3 4

1.8 0.9 2.7

Ecozone - 1

Inst it ut ional

2.7 1.3 4

1.2 0.6 1.8

1.8 1.8

Permissible FSI Chargeable FSI M ax. permissible FSI

Ecozone - 2

0.1 0.1

0.3 0.3

42

Exercise 4: Rajkot Development Plan 2041

3

:Zoning Land use Zoning

FSI as per Zoning 0.15 2.7

4

1.8

1.8-2.7

0.1 2.7

0.3 0.15 1.8

43

4

Exercise 4: Rajkot Development Plan 2041

Agricultural

Recreational

Core City

Reserved for primary sector activities and restricting unorganized development within outer ring

This is proposed in place of the old airport land to increase green open space per capita and create city garden

The compactness is maintained with regulated developments to enhance the existing

Ecozone Level 1

Ecozone Level 1

Mixeduse Residential

Proposed for watershed management in critical catchment areas and preserve at its natural

To maintain sparse development and enable ground water recharge in the watershed

To house the growing workforce in the northeastern periphery

Institutional

Commercial

RAH

Closer to commercial to supply skilled workforce in the service sector

Along Highway leading to Ahmedabad to benefit from resultant job corridor due to upcoming Airport

Close to potential job centres & along Transit corridor to accommodate growing workforce

Mixed use high density

Industrial

Infrastructure

To absorb the growth generated by smart city and promote compact, sustainable & walkable blocks

To connect present industrial nodes and reduce environmental impact

To accommodate most of the centralized public utilities and services

TOZ Along 75m ring road to capitalize on the potential job centres and promote transit oriented development

44

Exercise 4: Rajkot Development Plan 2041

4

:Road Network The grid pattern of roads has been proposed with due consideration to • Existing roads • Existing gamtals and extensions

(12-24m) (<12m) (>45m) (36-45m) (24-36m)

Block Sizes

Average distance between rings: • Ring 1 and 2 : 3.4km

• Ring 2 and 3 : 4.5km Average distance between radials at the 1st ring:

45

1.63 km

Exercise 4: Rajkot Development Plan 2041 12m ROW [Neighbourhood Street]

18m ROW [Feeder Street]

24m ROW [Feeder Street]

Element s of St reet

Type of Composit ion

Footpath

Both side

Cycle Track

-

Carriageway

Two way; Undivided

Parallel Parking

Yes

Street Vending

Low demand

Element s of St reet

Type of Composit ion

Footpath

Both side

Cycle Track

One side; Two way

Carriageway

Two way; Undivided

Parallel Parking

Yes

Street Vending

Low demand

Element s of St reet

Type of Composit ion

Footpath

Both side

Cycle Track

-

Carriageway

Two way; Divided

Parallel Parking

Yes

Street Vending

Low demand

46

Exercise 4: Rajkot Development Plan 2041 30m ROW Mobility Corridor with NMT

36m ROW Mobility Corridor with NMT

42m ROW Mobility Corridor

47

Element s of St reet

Type of Composit ion

Footpath

Both side

Cycle Track

One side; Two way

Carriageway

Two way; Divided

Parallel Parking

Yes

Street Vending

High demand

Element s of St reet

Type of Composit ion

Footpath

Both side

Cycle Track

Both side

Carriageway

Two way; Divided; Central BRT Lane

Parallel Parking

Yes

Street Vending

High demand

Element s of St reet

Type of Composit ion

Footpath

Both side

Cycle Track

Both side

Carriageway

Two way; Divided; Central BRT Lane

Parallel Parking

Yes

Street Vending

Low demand

Exercise 4: Rajkot Development Plan 2041 60m ROW Mobility Corridor

Element s of St reet

Type of Composit ion

Footpath

Both side

Cycle Track

Both side

Carriageway

Two way; Divided; Central BRT Lane

Parallel Parking

Yes

Street Vending

Low demand

2nd Ring Road

90m ROW Mobility Corridor

Outer Ring Road

48

Exercise 4: Rajkot Development Plan 2041 Storm Water Management

Bioswales

• To prevent excessive erosion and run-off pollution • Provide scope for groundwater recharge

Public Toilets

Unpaved verge along st reet s

At every 1.5km on M obilit y and feeder roads To be provided near Transit st at ions and Off-st reet parking areas

Universal Accessibility and Barrier free design

Permeable Paver Blocks

St ruct ural det ails of Bio-swales Cat ch-pit Grill in buffer level 0mm Cycle t rack on

top of SWD level +150mm Cat ch-pit grill at swale level 250mm

Cat ch-pit in buffer

49

Break in curb line

St orm Wat er collect or under cycle track

Cat ch-pit in swale M anhole under cycle track

Design of products & environment to be usable by all people to the greatest extent possible without the need for Adaptation or Specialized design

Exercise 4: Rajkot Development Plan 2041

5

:Physical Infrastructure

Exist ing WTP Proposed WTP (50 M LD each) Exist ing Landfill at Nakhawadi & Sokhada Proposed Landfill at Nakrawadi (15acre) Exist ing STP (95M LD t ot al) Proposed STP (120M LD t ot al)

SR.NO.

Concerned field

Current

Targeted / Expected / Need

Conclusion

207 M LD (but 190

486 M LD

More than double the demand in next 20 years

Filtration plant

4 (50 M LD each)

10 (50 M LD each)

6 more potential sites to be identified for the filtration plants

Solid Waste

500 M etric tonne per day

810 M etric tonne

Decentralized solid waste management has to be implemented

4.

Landfill Site

2 sites of total 13.5 acres

M inimum 2 sites of total 21 acres

Since Nakravadi area is already proposed, we need to identify one more potential landfill site

5.

Sewerage

95.5 M LD

223.33 M LD

1.

Demand of water

2.

3.

M LD provided by RM C)

Considering the population for 2041 the

sewage produced per day will be almost

triple 6.

STPs

7 pumping stations of 6.35 M LD each

16 pumping stations of the same capacity OR 8 pumping stations of double capacity (12 M LD)

Needs 9 more STPs of the same capacity or identifying potential sites for 8 more STPs for treating double the capacity of sewage.

50

Exercise 4: Rajkot Development Plan 2041

6

:Housing EWS 30%

Calculation of Shortage in Households based on the Income distribution in Rajkot

Year

2026

2031

2036

2041

Project ed populat ion

19.90

23.09

26.86

36.1

Annual growt h rat e

2.98

3.02

3.07

3.12

Project ed households

5,07,994

6,24,433

7,70,883

9,55,974

Annual growt h rat e

4.13

4.21

4.30

4.40

Short age household

93,010

1,16,439

1,46,450

1,85,091

(lakhs)

(%)

EWS

Phase 2

Phase 1

2026

YEAR

Phase 3

Phase 2

Phase 1

Phase 4

Phase 3

Phase 4

TOTAL

YEAR

2026

2031

2036

2041

TOTAL

55,527

1,62,297

Household Short age

18602

23,288

29,290

37,018

1,08,198

0.73

0.93

2.70 km 2

Carpet Area (km 2)

0.41

0.52

0.65

0.82

2.40 km 2

0.26

0.33

0.41

1.20 km 2

Land Required (km 2)

0.13

0.16

0.21

0.26

0.76 km 2

1,970

2,478

3,132

9,154 Crores

Capit al Cost (₹)(Crores)

1,676

2,098

2,638

3,334

9,746 Crores

2031

2036

Household Short age

27,903

34,932

43,935

Carpet Area (km 2)

0.47

0.58

Land Required (km 2)

0.21

Capit al Cost (₹)(Crores)

1,574

Proposed Structure

51

LIG 21%

G+5 m2

2041

Proposed Structure

G+7

Carpet area per DU

40 m2

Carpet area per DU

25

Cost per DU

5.64 lakhs

Cost per DU

9 lakhs

Household Density Proposed

600 /ha

Household Density Proposed

450 /ha

Exercise 4: Rajkot Development Plan 2041

LIG

EWS

01

Central Govt.

●

Rs.75,000/- per DU

●

Rs.75,000/- per DU

02

State Govt.

●

Rs.1,50,000/- per DU

●

Rs. 25,000/- per DU

03

Beneficiaries

●

Rs. 3,00,000/-

●

Rs. 7,35,000/-

04

RUDA

●

Rs. 45,000/- per DU

●

Rs. 65,000/- per DU

01

Central Govt.

●

Rs.1,50,000/- per DU

02

State Govt.

●

Rs.1,50,000/- per DU

03

Beneficiaries

●

Rs. 50,000/-

04

RUDA

●

Rs. 1,00,000/- per DU

01 02

Incremental Housing

03

Preventive action for unauthorized developments

04

Upgradation and redevelopment in-situ

SLUM REHABILITATION

EWS

RAJIV AWAS YOJANA (RAY)

Reservation of DUs for higher TDR

AFFORDABILITY

M UKHYAM ANTRI GRUH AAWAS YOJANA (M M GAY)

●

To accommodate cross section of Income groups & Special needs like accommodation for single, elderly, handicapped etc., as hostels or walk in apartments ( PPP M odel )

● ●

Provision for room expansion in DU CLSS (2nd Vertical of PMAY)

●

Supply of Formal Housing options at an affordable rate through both Public and Private bodies control on Land speculations

●

The form of clusters (Urban Village) can as a whole be developed in a planned manner increase the dwelling units uniformly by maintaining the characteristics of the city.

Estimated Budget for RUDA: Sunk Cost Rs.

1880 crores 52

Exercise 4: Rajkot Development Plan 2041

Focussed Proposals

1

:Riverfront Development

Ishvariya

Mixed use Zone

FSI: 0.15 Agricultural zone (low density, sparse growth) FSI: 4 Mixed use Plots zone (high Existing density)

Proposed zoning over existing base m ap

New Mixed Use New Agricultural

After DP im plem entation and land re-adjust ment

Buffer of 50 m on either side of tributaries Riverfront development along primary streams (Nyari river) Maintaining the natural slope and course of flow of river

53

Green open pockets amidst dense, compact and high rise development

Exercise 4: Rajkot Development Plan 2041

Before

After

Before

After

Before

After

Before

After

54

Exercise 4: Rajkot Development Plan 2041

2

:Ecozone Development

Paal Gamtal area

FSI: 0.1 Ecozone level 1 is maintained as it is (low density, sparse growth) i.e. agricultural mostly.

Elevated clover flyover junction for proposed arterials is to avoid disturbing the ecozone Gamtal area of Paal at it’s core is kept intact. But gamtal’s fringes are associated into regulated planning to prevent the haphazard growth in the future

Proposed zoning over existing base m ap

Plots Existing

FSI: 1.8 Industrial development maintaining a buffer of 50m from waterbodies

After DP im plem entation

55

New Industrial New RAH

FSI: 2.7 RAH overlay zone (majorly residential, high density)

New Agricultural

Exercise 4: Rajkot Development Plan 2041

Before

After

Before

After

2

1

56

Exercise 4: Rajkot Development Plan 2041

2

:Higher Density Mixed use (TOZ)

Nana M ava

FSI: 4 Incentivised and transport & economy oriented development with smaller block size

Proposed zoning over existing base map

Plots

After DP im plem entation and decrease in block size

57

FSI: 4 Mixed use zone promoting incorporation of commercial and mixed use development corridors amidst residential complexes

Existing New Mixed Use New TOZ

Exercise 4: Rajkot Development Plan 2041

After

After

1

Implementation & Monitoring Implementation Mechanism

:Implementation Structure Proposals TP Scheme Delineation • • •

Projects GDCRs

To unlock new land for development Regulate the use of new and existing land (greenfield and brownfield) Promote the city’s spatial growth and infrastructural development

Special Projects • • •

To unlock a potential econom ic m odel Im prove the im age of the city Requires the form ation of Special Purpose Vehicles or a dedicated cells

• Golden Jubilee Garden • Aji and Nyari Riverfront Development

Local Area Plans

• • •

Widely used for redevelopm ent m odels To im prove the existing land parcels Usually requires the form ation of SPV / dedicated cells

• Gradation of core city into 4 sub-zones • RAH zones

58

Exercise 4: Rajkot Development Plan 2041

2

:Implementation Phase-wise

Exist ing Phase 1 2021-2028 Phase 2 2028-2035 Phase 3 2035-2041 Phase1: Laying out the basic zoning of developable and regulated development zone.

Phase 2: Catering to additional housing demand towards in the north and west.

Phase 3: Based on market demand, reorganizing zoning for RAH and additional institutional & commercial zone in the north

59

Exercise 4: Rajkot Development Plan 2041

Budget

Sl. No. It em 1 Roads (inclusive of foot pat h and paving) 2

Cost ing(in crores) 4,565

Ut ilit y infrast ruct ure

3,170

a

Water supply

1,253

b c

Sewerage Stormwater drainage

1,125 496

d

Solid waste management

544

Parks and gardens Public t ransport Social housing Land acquisit ion

22.6

3 4 5 6

3,438 1,880

a

Special projects (1045cr + 0.03cr + 10cr)

1,055

b

Heritage (Zone 1: 450cr, Zone 2: 6225cr)

6,675

c

Environment (Centralized Solar Panel Grid)

7

M iscellaneous

Contingencies (@10%)

TOTAL COST (in crores)

428 2,465

23,629

60

Own Contribution a Develop and demonstrate the ability to survey, map and analyse existing situation.

Consult relevant stakeholders to identify issues and future potentials.

Evaluate current trends, strengths, weaknesses and future potentials.

Demonstrate understanding of relevant acts, policies and statutory requirements in preparing and implementing the plan.

and Learning Question the conventional approach and development of ones own approach for the planning, zoning and regulation, based on casestudy of relevant planning models and approaches taken by other cities.

Preparation of a Development Plan that is robust and adaptable.

That includes proposals integrating various sectors, and identifies various projects, estimates cost, revenue sources, and monitoring mechanism to ensure maximum implementation.

Studio Development Plan Studio 2020 MUP | Semester 2 | Duration 18 weeks Exercise 1: Plan your precinct: Duration 1 Week Exposure to planning through proposals for 1 sq km of area, already studied in the previous semester. (individual) Exercise 2: Comparative analysis of Development Plans and road networks Duration 1 Week Understand various development models and planning approaches around the world supported with road network study to identify patterns, block sizes, and spacing of arterial roads. (individual) Studio Project: Preparation of the development plan for a case study city Iteration 1: Existing Situation Analysis & Initial Concepts: Duration 3 Weeks Analysis the existing satiation through both primary and secondary data sources (Group of 16) followed by developing individual concept for the

Process Development Plan (individual) Iteration 2: Vision, Approach, DP Framework and Zoning: Duration 4 Weeks Development of key proposals related to zoning and development regulations, along with vision and objectives (Group of 4) Iteration 3A: Draft Development plan: Duration 3 Weeks Draft proposals for zoning, transportation, housing, infrastructure, environment, heritage, economic development etc. along with broad cost estimates and revenue generation (Group of 4 + Individual Proposals) Iteration 3B: Final Development Plan: Duration 4 weeks Refining the work in Iteration 3A with addition of 3D visualisations for urban form resulting from regulations at city, area, and/or street levels; implementation phasing through TP Schemes, monitoring & evaluation Framework. (Group of 4 + Individual Proposals)